HomeMy WebLinkAboutpc_07 24 2014
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
JULY 24, 2014
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being ten (10) in number.
II. Members Present: Jennifer Martinez Belt
Craig Berry
Tom Brock
Buelah Bynum
Keith Cox
Janet Dillon
Keith Fountain
Bill May
Obray Nunnley, Jr.
Rebecca Finney
Members Absent: Alan Bubbus
City Attorney: Cindy Dawson
III. Approval of the Minutes of the June 12, 2014 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
AGENDA
JULY 24, 2014
4:00 P.M.
I. Roll Call and Finding of a Quorum
II. Approval of the Minutes of the June 12, 2014 Meeting of the
Little Rock Planning Commission
III. Presentation of the Consent Agenda
IV. Presentation of the Hearing Items
V. Citizen Communication
FOR YOUR INFORMATION:
Next Planning and Rezoning Meeting Dates:
Filing Date: July 28, 2014
Subdivision Committee Meeting: August 13, 2014
Planning Commission Meeting: September 4, 2014
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
JULY 24, 2014
4:00 P.M.
I. OLD BUSINESS:
Item Number:
File Number:
Title:
A. G-23-446 Alley – Right-of-Way Abandonment
Block bounded by West 26th, West 27th, Allis and
Brown Streets
B. Z-3276-G Sustainable Properties, LLC – Office/Warehouse
Conditional Use Permit
125 Gamble Road
C. Z-6923-B Pulaski Heights Presbyterian Church Day Care and
Private School – Conditional Use Permit
4401 Woodlawn Drive
D. Z-8946 Bowers Street Duplexes (3) – Conditional Use Permit
4408 – 4420 Bowers Street
E. LA-0060 South Shackleford Road Advanced Grading Variance,
located at the East side of S. Shackleford Road across
from Clearwater Drive.
II. NEW BUSINESS:
Item Number:
File Number:
Title:
1. G-23-448 West 13th Street – Right-of-Way Abandonment
Between Pine and Cedar Streets
2. Z-8957 Rezoning from R-2 to MF-24
Southeast corner of Shackleford Road and West 36th
Street
Agenda, Page Two
II. NEW BUSINESS: (CONTINUED)
Item Number:
File Number:
Title:
3. Z-7093-A Holy Temple COGIC parking lot – Conditional Use
Permit
East side of 1300 Block of Pulaski Street
Lots 3 and 4, Block 312, Original City
4. Z-8950 Riggin Multi-sectional Manufactured Home Accessory
Dwelling – Conditional Use Permit
7417 Mabelvale Cut-Off
5. MSP14-04 Master Streets Plan Amendment – Bicycle Plan Map
Update (adding various Class I, Class II, and Class III
routes to the map)
6. LU14-01 Northwest Land Use Plan Amendment amending
various locations in the area West of I-430 and North
of Chenal Parkway/Kanis Road
July 24, 2014
ITEM NO.: A FILE NO.: G-23-446
Name: Alley – Right-of-Way Abandonment
Location: Block bounded by West 26th, West 27th, Allis and
Brown Streets
Owner/Applicant: Aaron D. Agnew, Sr.
Request: To abandon the north 99 feet of the 20 foot wide
(north/south) alley right-of-way located within block
bounded by West 26th, West 27th, Allis and Brown
Streets (unplatted block).
Purpose: To fence a portion of the alley right-of-way to control
access.
STAFF REVIEW:
A. Public Need for this Right-of-Way:
As noted in paragraph G., none of the utility companies object to the abandonment
request. Several of the utilities request to retain the entire area of abandonment as
a utility easement. The Public Works Comment is as follows:
1. Drainage easement should be maintained in the alley to convey storm water
from adjacent property.
B. Master Street Plan:
There are no Master Street Plan issues associated with this abandonment
request, as the right-of-way is not classified as a Collector Street or higher.
C. Characteristics of Right-of-Way Terrain:
The alley right-of-way is currently grass covered with some areas of gravel. The
alley is overgrown in a few spots.
D. Development Potential:
After abandonment, the applicant plans to fence off the north 99 feet of the alley
right-of-way to control access. The south portion of the alley will remain in its
current condition.
July 24, 2014
ITEM NO.: A (Cont.) FILE NO.: G-23-446
2
E. Neighborhood and Land Use Effect:
There are five (5) single family residences within the west half of the block. Two
(2) of the residences are vacant and boarded. There are four (4) single family
residences within the east half of the block. Commercial zoning and uses are
located to the south along West Roosevelt Road. R-3 zoning and residences are
located within the blocks to the north, east and west.
F. Neighborhood Position:
The five (5) other property owners within this block and the Love and Goodwill
Neighborhood Associations were notified of the abandonment request. As of this
writing, staff knows of no objectors to the abandonment request.
G. Effect on Public Services or Utilities:
Wastewater: No objection to abandonment. Alley right-of-way must be retained
as an easement for existing Little Rock Waste Water sewer main.
Entergy: Entergy has no objection to abandonment and closure of the northern
part of the alley between 26th and 27th Streets and between Brown and Allis
Streets in Little Rock as long as the following conditions are met:
1. Entergy is requested and reimbursed to relocate its facilities in that portion
of the alley. This relocation will require the removal of overhead primary
facilities in the alley and installation of new primary facilities to
re-feed customers in the area as discussed with you on 01/23/14 by Brad
Vance and Chris Minner of Entergy.
2. Arrangements are made by you or your designee to relocate cable TV
and/or telephone attachments to Entergy’s poles in the same area.
Entergy cannot do any relocation work until this is accomplished.
Entergy will allow closure of the northern part of this alley as long as Entergy
retains an easement and vehicular access to its remaining facilities currently
contained in the southern portion of the alley as this line provides service to the
remaining residents on both sides of the alley.
Centerpoint Energy: No objection to abandonment.
AT&T (SBC): No objection to abandonment. Retain area of abandonment as a
utility easement for existing facilities.
Water: No objection to abandonment.
July 24, 2014
ITEM NO.: A (Cont.) FILE NO.: G-23-446
3
H. Reversionary Rights:
An abstract company was able to find no reversionary rights of record.
I. Public Welfare and Safety Issues:
Abandoning this right-of-way will have no adverse impact on the public welfare
and safety. The Little Rock Fire Department has reviewed and approved the
abandonment request.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 2014)
Aaron Agnew was present, representing the application. Staff described the proposed
alley abandonment request. The condition of the alley and its proposed use after
abandonment were discussed. The utility comments were briefly discussed.
After the discussion, the Committee forwarded the application to the full Commission for
resolution.
STAFF RECOMMENDATION:
Staff recommends approval of the request to abandon the north 99 feet of the 20 foot
wide (north/south) alley right-of-way located within the unplatted block bounded by
West 26th, West 27th, Allis and Brown Streets, subject to the entire area of abandonment
being retained as a utility and drainage easement.
PLANNING COMMISSION ACTION: (JUNE 12, 2014)
The applicant was not present. There were no objectors present. Staff informed the
Commission that the applicant had not submitted signatures from all of the property
owners within the block and the item needed to be deferred to the July 24, 2014
agenda. There was no further discussion. The item was placed on the consent agenda
and deferred to the July 24, 2014 agenda by a vote of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (JULY 24, 2014)
Aaron D. Agnew, Sr. was present, representing the application. There was one (1)
person present with concerns. Staff presented the application with a recommendation
of approval, with condition.
July 24, 2014
ITEM NO.: A (Cont.) FILE NO.: G-23-446
4
Aaron Agnew addressed the Commission in support of the application. He deferred his
time to hear from the person with concerns.
Savoy Wiley addressed the Commission with concerns. He explained that the alley
right-of-way had been used by utility companies in the past. He noted that he had no
problem with Mr. Agnew abandoning only that portion of the alley right-of-way adjacent
to his property.
Mr. Agnew explained that only the portion of the alley right-of-way adjacent to his
property would be abandoned. He noted that he wished to construct one (1) single
family home on his overall property.
There was a motion to approve the abandonment request, as recommended by staff.
The motion passed by a vote of 10 ayes, 0 noes and 1 absent. The application was
approved.
July 24, 2014
ITEM NO.: B FILE NO.: Z-3276-G
NAME: Sustainable Properties, LLC Office/Warehouse –
Conditional Use Permit
LOCATION: 125 Gamble Road
OWNER/APPLICANT: Sustainable Properties, LLC/Matt Bell
PROPOSAL: A conditional use permit is requested to allow for the
use of this O-3 and C-3 zoned building and site for an
office/warehouse use.
1. SITE LOCATION:
The site is located on east side of Gamble Road, one property south of
West Markham Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in an area of mixed zoning and uses. The building has
been used for C-4 type uses (enclosed) for many years. The applicant
proposes to utilize the building for an enclosed office – warehouse use.
Surrounding uses include a variety of office and commercial uses as well
as residential uses of varying density. Allowing the proposed enclosed
use should not affect the site’s continued compatibility with the
neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Gibralter Heights Neighborhood
Association.
3. ON SITE DRIVES AND PARKING:
The site contains a 6,000 square foot office – warehouse building. There
is paved and striped parking for 37 vehicles. Access to the site is via a
single driveway off of Gamble Road. The parking lot is located on the O-3
and C-3 zoned portion of the site. The parking appears to be sufficient for
the use.
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s landscape and buffer ordinance
requirements.
July 24, 2014
ITEM NO.: B (Cont.) FILE NO.: Z-3276-G
2
All vehicular use areas which were in existence prior to the effective date
of the Landscape Ordinance may continue as non-conforming until such
time a building permit is issued to rehabilitate a structure on the property
exceeding (50) percent of current replacement cost of the structure. At
such time (50) percent of the existing vehicular use area shall be brought
into compliance and shall continue to full compliance on a graduated scale
based on the percentage of rehabilitation cost.
An irrigation system shall be required for developments of one (1) acre or
larger.
For developments of less than one (1) acre a there shall be a water
source within seventy-five (75) feet of the plants to be irrigated.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
All landscaped materials are to be in good shape. Repair and replace
damaged or missing plant materials.
Dumpsters are to be enclosed to comply with Code requirements.
5. PUBLIC WORKS COMMENTS:
1. Gamble Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way thirty (30) feet from centerline will
be required. Provide a right-of-way centerline on the survey to
determine if the existing right-of-way is sufficient.
2. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
3. If the driveway is proposed to be gated or chained in the future, the
obstruction can be located no closer than twenty (20) feet from the
back of curb of Gamble Road.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted. Entergy has no objection to this
proposal. Contact Entergy should service requirements change for the
building.
July 24, 2014
ITEM NO.: B (Cont.) FILE NO.: Z-3276-G
3
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: No Objection. All Central Arkansas Water requirements in effect
at the time of request for water service must be met.
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
Contact Central Arkansas Water if additional fire protection or metered
water service is required.
Contact Central Arkansas Water regarding the size and location of the
water meter.
A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW’s
Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
Fire Department: Approved as submitted.
Building Codes Comment: Project is subject to full commercial plan
review approval prior to issuance of a building permit. For information on
submittal requirements and the review process, contact a commercial
plans examiner:
Curtis Richey at (501) 371-4724; crichey@littlerock.org or
Mark Alderfer at (501) 371-4875; malderfer@littlerock.org.
July 24, 2014
ITEM NO.: B (Cont.) FILE NO.: Z-3276-G
4
County Planning: No Comments.
CATA: The site is not located on a CATA bus route. A route is located
nearby to the east, at Markham and Chenal.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 2014)
Matt Bell was present presenting the application. Staff presented the item and
noted some additional information was needed on the proposed use. The
applicant was asked to provide days and hours of operation and a signage plan.
Staff commented that the dumpsters needed to be screened and the perimeter
site fencing repaired as needed.
Landscape and Public Works Comments were discussed. The applicant was
asked to provide a survey indicating the right-of-way centerline.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
The C-3 and O-3 zoned, one acre tract located at 125 Gamble Road is occupied
by a one-story, metal and frame building and an asphalt and paved parking lot.
The building and some of the parking is located on the C-3 zoned portion of the
site. The majority of the parking lot is located on the O-3 zoned portion. The site
has a history of use by C-4 type uses including a landscape maintenance
company and an automobile detail shop. Those uses were approved through the
conditional use permit process in the 1990s. The applicant is now requesting
approval of a CUP to allow the site to be occupied by an office – warehouse use.
The specific proposed tenant is Home Energy Rx, a home energy evaluation
company and home energy retrofitting contractor for Entergy.
The applicant submitted responses to most of the issues raised at Subdivision
Committee. Signage will comply with that allowed in office and institutional
zones. The business employees 35 full-time persons. Ten (10) employees work
on site and 25 are field technicians. All materials are stored in the warehouse
and there is no outside storage. Hours of operation are Monday through Friday,
7:00 a.m. – 5:00 p.m. No site lighting is proposed. Dumpster screening will be
installed to comply with code requirements. A 6-foot tall wood privacy fence is
located along the north, south and east perimeters of the site. The applicant
states any needed repairs will be made to the fence.
July 24, 2014
ITEM NO.: B (Cont.) FILE NO.: Z-3276-G
5
To staff’s knowledge, there are no outstanding issues. The plat – bill of
assurance for Hilldale does not address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
PLANNING COMMISSION ACTION: (JUNE 12, 2014)
The applicant was not present. There were no objectors present. Staff informed
the Commission that the applicant had failed to correctly complete the notice
requirement and the item needed to be deferred to the July 24, 2014 agenda.
There was no further discussion. The item was placed on the consent agenda
and deferred to the July 24, 2014 agenda by a vote of 10 ayes, 0 noes and
1 absent.
PLANNING COMMISSION ACTION: (JULY 24, 2014)
The applicants were present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and
1 absent.
July 24, 2014
ITEM NO.: C FILE NO.: Z-6923-B
NAME: Pulaski Heights Presbyterian Church Day Care and
Private School – Conditional Use Permit
LOCATION: 4401 Woodlawn Drive
OWNER/APPLICANT: Pulaski Heights Presbyterian Church
PROPOSAL: A conditional use permit is requested to allow for the
expansion of a previously approved day care and to
allow for the addition of a small private school to this
R-2 zoned church site.
1. SITE LOCATION:
The site is located on the south side of Woodlawn Drive, between Walnut
and Ash Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The church has been a part of the neighborhood for decades.
Surrounding uses are primarily single family homes on typical, urban lots.
The Hillcrest Commercial district is located one block to the north, along
Kavanaugh. Allowing the proposed increase in enrollment for the
previously approved day care and the addition of the small private school
to this existing, institutional site should not affect the church’s continued
compatibility with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Hillcrest Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
Total enrollment for the day care (6 weeks to 6 years old) is 58 children
with 13 employees; requiring 18 parking spaces. The elementary school
will have a maximum enrollment of 20 students in grades 1 thru 6 with
6 employees. Assuming one classroom per grade, the parking
requirement is 12 parking spaces. Staff will park in the 25 space parking
lot located across Walnut Street, freeing up the 20 space parking lot next
to the church buildings for parents and for drop-off/pickup. Parents will
enter the site from Ash Street and exit onto Woodlawn. During the
drop-off and pickup times, there will be an attendant in the parking lot to
help direct traffic flow. On street parking is available for other visitors
to the church during the week. The Hillcrest Design Overlay District
allows the use of on-street parking to meet parking requirements.
July 24, 2014
ITEM NO.: C (Cont.) FILE NO.: Z-6923-B
2
4. SCREENING AND BUFFERS:
No Comments.
5. PUBLIC WORKS COMMENTS:
1. Is the applicant proposing a day care, afterschool care, and elementary
school facility? Provide the child care and school hours? Provide
times children are dropped off and picked up? Provide location of staff
parking.
2. Vehicle stacking is not allowed on city streets. Provide a traffic
circulation plan showing parking spaces, drop off/pickup areas,
stacking areas, and vehicles circulation. Provide pavements widths
and stack lengths. Will traffic circulation be directed by staff on site
during start and dismissal times? Staggered start and dismissal times
maybe needed.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted. Entergy has no objection to this
proposal.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: No objection. All Central Arkansas Water requirements in effect at
the time of request for water service must be met.
Contact Central Arkansas Water regarding the size and location of the
water meter.
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
Contact Central Arkansas Water if additional fire protection or metered
water service is required.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
July 24, 2014
ITEM NO.: C (Cont.) FILE NO.: Z-6923-B
3
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW’s
Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
Fire Department: Approved as submitted. Place Fire hydrants per Code,
maintain access, Fire sprinkler system.
Building Codes Comment: Project is a change in occupancy and is
therefore subject to current building code requirements. Review and
approval is required by Building Codes Division before occupancy takes
place. For information on submittal requirements and the review process,
contact a commercial plans examiner:
Curtis Richey at (501) 371-4724; crichey@littlerock.org or
Mark Alderfer at (501) 371-4875; malderfer@littlerock.org.
County Planning: No Comments.
CATA: Approved as submitted. Served by CATA Bus Route # 8 off of
Lee Avenue and Route # 1 off Kavanaugh.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 2014)
The applicants were present. Staff presented the item and noted little additional
information was needed. The applicants were asked to provide the hours of
operation of the day care and the school. In response to a question from staff,
the applicants stated no additional signage was requested beyond that approved
on September 19, 2013.
Public Works Comments were discussed. The applicants were asked to provide
a traffic circulation plan showing drop-off/pickup areas, stacking areas and
vehicle circulation. Staff noted that vehicle stacking on public streets was not
permitted. The applicants stated employees would park in the lot across Walnut
Street, freeing up to the on-site parking lot for use by the parents for parking and
drop-off/pickup.
July 24, 2014
ITEM NO.: C (Cont.) FILE NO.: Z-6923-B
4
The applicants were advised to respond to staff issues by Wednesday, May 28,
2014. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
Pulaski Heights Presbyterian Church occupies the north half of the R-2 zoned
block bounded by Woodlawn, Walnut, Ash and Lee. The main building is located
on the east half of the block. The west half contain three smaller buildings and
church parking lot. An additional parking lot is located across Walnut Street to
the east. On October 26, 2000, a CUP was approved to allow a day care in the
church. It was not done and that approval expired. On September 29, 2013, a
CUP was approved to allow a day care for children ages 18 months to 5 years.
The maximum capacity approved was 36 children with 8 employees. The day
care was approved to be located in classroom space in the main church building.
Approved days and hours of operation are Monday through Friday, 7:30 a.m. –
5:30 p.m. The playground is “tucked” into the “U-shaped” main building area.
Operation of the day care is in partnership with Village Montessori.
The church is now requesting a revision to the CUP to allow for an expansion of
the day care and the addition of a small private school; continuing the partnership
with Village Montessori. The day care is proposed to expand to include infants
6 weeks to 18 month with a maximum enrollment of 22 children with 5 employees.
The private school is proposed to be only for elementary ages 1 to 6th grade with
a maximum enrollment of 20 students total with 6 employees. The elementary
school is proposed to be located in the main church building alongside the
previously approved day care. The infant care program is proposed to be located
in the structure located on the northwest corner of the church property.
Days and hours of operation for the infant care are the same as the previously
approved day care; Monday through Friday, 7:30 a.m. – 5:30 p.m. The
elementary school will operate Monday through Friday, 8:00 a.m. – 3:00 p.m.
with after school care from 3:00 p.m. – 5:30 p.m.
Staff will utilize the parking lot located across Walnut Street, east of the church.
The on-site parking will be utilized for parking by parents and for drop-off/pickup.
Parents will enter the site from Ash Street and exit onto Woodlawn. During the
drop-off and pickup times, there will be an attendant in the parking lot to help
direct traffic flow. With the staff taken out of the equation, the parking
requirement for the day care and school is a total of 11 spaces (1 space for every
10 children in the day care and 1 space per classroom in the elementary school).
To staff’s knowledge, there are no outstanding issues. The expansion of the day
care and addition of the elementary, with the small numbers proposed, appears
to be a reasonable use on this established institutional site. The 1921 plat – bill
of assurance does not address use issues.
July 24, 2014
ITEM NO.: C (Cont.) FILE NO.: Z-6923-B
5
STAFF RECOMMENDATION:
Staff recommends approval of the revised CUP subject to compliance with the
following conditions:
1. Compliance with the comments in Sections 5 and 6 of the agenda staff report.
2. Operation of the day care and private school, including parking and
drop-off/pickup, is to be as proposed and described in the staff analysis.
PLANNING COMMISSION ACTION: (JUNE 12, 2014)
The applicant was not present. There were no objectors present. Staff informed
the Commission that the applicant had failed to correctly complete the notice
requirement and the item needed to be deferred to the July 24, 2014 agenda.
There was no further discussion. The item was placed on the consent agenda
and deferred to the July 24, 2014 agenda by a vote of 10 ayes, 0 noes and
1 absent.
PLANNING COMMISSION ACTION: (JULY 24, 2014)
The applicants were present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and
1 absent.
July 24, 2014
ITEM NO.: D FILE NO.: Z-8946
NAME: Bowers Street Duplexes (3) – Conditional Use Permit
LOCATION: 4408 – 4420 Bowers Street
OWNER/APPLICANT: Travoris Akins and Charles Clifton/Stanley Phillips
PROPOSAL: A conditional use permit is requested to allow for
construction of three (3) duplex residential structures
on these vacant, R-3 zoned, 3 ½ lots.
1. SITE LOCATION:
The site is located on the west side of Bowers Street, south of West 44th
Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
Surrounding properties are zoned and occupied by single family
residences. The two homes directly north of the site are relatively new.
Although staff typically is supportive of the slight increase in density
proposed by duplex development, the issue of compatibility must be
considered. The development as proposed has paved front yard areas.
Additionally, the orientation of the northern units is toward each other
rather than to the street as is typical in the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the John Barrow and West Heights Place
Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
Each duplex requires 1 ½ parking spaces per unit (3 total for each duplex
structure). The applicant is proposing a shared driveway and 6 parking
spaces for the northern 2 duplexes (units 1-4). The southern duplex (units
5 and 6) has 6 parking spaces.
The parking is located in front of the dwellings. The parking cannot be
placed behind the dwellings due to a concrete drainage ditch that crosses
the properties. The applicant has proposed to plant trees on the north,
south and street perimeters of the parking area and to install shrubbery
between the parking and the buildings to help soften the effect of having
the parking in the front yard.
July 24, 2014
ITEM NO.: D (Cont.) FILE NO.: Z-8946
2
4. SCREENING AND BUFFERS:
No Comments.
5. PUBLIC WORKS COMMENTS:
1. Bowers Street is classified on the Master Street Plan as a residential
street. A dedication of right-of-way twenty-five (25) feet from centerline
will be required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
3. All driveways shall have concrete aprons per City Ordinance.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to the proposal. Electrical facilities run
along Bowers Street and are available to serve the duplexes. Contact
Entergy well in advance so that service requirements, easements and
construction schedules can be worked out.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: No Objection. All Central Arkansas Water requirements in effect
at the time of request for water service must be met.
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
Contact Central Arkansas Water if additional fire protection or metered
water service is required.
Contact Central Arkansas Water regarding the size and location of the
water meter.
A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
July 24, 2014
ITEM NO.: D (Cont.) FILE NO.: Z-8946
3
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW’s
Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
Fire Department: Place Fire hydrants per Code and maintain access.
Building Codes Comment: Project is subject to all current residential code
requirements. Fire Separation required. For information on submittal
requirements and the review process, contact a commercial plans
examiner:
Curtis Richey at (501) 371-4724; crichey@littlerock.org
Mark Alderfer at (501) 371-4875; malderfer@littlerock.org
County Planning: No Comments.
CATA: Approved as submitted. Site is less than one-fourth mile from
Route # 9 and less than one-half mile from Route # 14.
SUBDIVISION COMMITTEE COMMENT: (MAY 21, 2014)
The applicant, Stanley Phillips, was present. Staff presented the item and
expressed concerns about the proposed parking design and the orientation of the
buildings. Mr. Phillips stated it was the same layout previously approved for
duplexes he recently constructed at 34th and Longcoy. Staff expressed concern
that the project as proposed was more of a multifamily development in
appearance and not similar to the existing single family development in the
neighborhood. He stated the parking could not be put behind the buildings
because a concrete-line drainage ditch crossed the property, limiting the depth of
buildable area. Staff suggested he make some attempt to provide more green
space at the front of the lots.
July 24, 2014
ITEM NO.: D (Cont.) FILE NO.: Z-8946
4
Public Works Comments were noted. Staff suggested he verify the location of
the ditch as it appeared to be further back on the property than what was shown
on the survey.
Mr. Phillips presented letters of support from two area churches and one
neighborhood resident. He stated he also had support from the John Barrow
Neighborhood Association.
The applicant was advised to submit responses to staff issues by Wednesday,
May 28, 2014. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The applicant, Stanley Phillips, is requesting approval of a conditional use permit
to allow for the construction of 3 duplex structures (6 units total) on the vacant,
R-3 zoned, 3 ½ lots located at 4408 – 4420 Bowers Street.
The structures are proposed to be 1 story in height, built of wood frame
construction with vinyl siding and a pitched, shingled roof. The northern two
duplexes (units 1-4) are designed to face each other onto a common courtyard.
Units 1-4 are proposed to contain 2 bedrooms and 1 ½ baths. The southern
duplex (units 5 and 6) faces the street. These units contain 3 bedrooms and 2
baths.
A common driveway provides access to 6 parking spaces for units 1-4. A
separate driveway provides access to 6 parking spaces for units 5 and 6. In both
cases, the parking spaces are parallel to the street, in the front yard area. The
parking cannot be placed in the rear yard because a concrete-lined drainage
ditch effectively cuts off the rear portion of the properties. Placing the parking
behind the buildings and bringing the buildings forward on the lots would cause
the buildings to be closer to the street than other homes in the neighborhood. To
help mitigate the visual effect of having the parking in the front yard, the applicant
has proposed to plant trees along the north, south and street perimeters of the
parking area. Shrubbery is proposed to be placed between the buildings and the
parking.
Staff is not able to support the development as proposed. The paving of the front
yards creates an appearance that is not compatible with the existing single family
residential neighborhood. Other homes surrounding the site have typical front
lawn areas and a single-wide or double-wide driveway perpendicular to the
street. Additionally, the orientation of the two northern duplex structures is such
that it creates more of a “multifamily complex” appearance rather than having the
front façade face the street as is typical in the neighborhood.
July 24, 2014
ITEM NO.: D (Cont.) FILE NO.: Z-8946
5
STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (JUNE 12, 2014)
The applicants were present. There were several persons present, both in
opposition and in support. Several letters of opposition and support has been
received by staff and forwarded to the Commission. Staff presented the item and
a recommendation of denial.
Stanley Phillips, the applicant, addressed the Commission. He stated he had
done several similar developments in the John Barrow Community. He said the
building orientation and parking design with this project was similar to one that he
had recently built in the neighborhood. Mr. Stanley stated the parking design
worked and had created no problems. He made note of the letter of support from
the church across the street.
Raymond Rader, of 4424 Bowers Street, spoke in opposition. He stated the
neighborhood was opposed to duplexes and asked the Commission to keep the
property single family. He voiced his concerns about the development being too
dense for the neighborhood. He said the duplexes would be occupied by renters
who would not be as stable residents of the neighborhood as home owners
would be.
Delisa Rader, of 4424 Bowers Street, also spoke in opposition. She voiced her
opposition to the parking plan, with the front yards being paved. She stated the
angle of the parking was such that car lights would be shining into her home.
Ruth Bell, of the League of Women Voters of Pulaski County, spoke in opposition
to the plan. She stated the League supported increased density to allow
duplexes but the development must be compatible with the neighborhood. She
stated the proposed parking design was not compatible with the neighborhood.
Ms. Bell asked the Commission to reject the proposal.
Carolyn Heitman, President of the John Barrow Neighborhood Association,
spoke in support of the proposal. She stated the Association had worked with
Mr. Phillips on past proposals and had had no problems with any of the projects
he had built in the neighborhood. She said it not appropriate to put a negative
stereotype on renters. Ms. Heitman said the Association was supportive and
would rather see the parking as proposed rather than have additional parking in
the street.
July 24, 2014
ITEM NO.: D (Cont.) FILE NO.: Z-8946
6
Beulah Scott, of 4504 Foster Street, spoke in opposition. She said the proposal
would result in too many families in a small area. Ms. Scott stated the proposed
duplexes would not fit in with the neighborhood.
Becky Epperson, of 4511 Bowers Street, stated she also was concerned about
the number of people who would be living on the site, the parking design and the
possible effect on property values.
Kwendeche, Mr. Phillips’ architect, stated they had tried to mitigate the visual
impact of the parking by proposing to install trees around the site and by adding
landscaping between the parking and the buildings. He said the buildings would
appear as single family when viewed from the street, not multifamily. He stated
the aesthetics of the site were appropriate for the neighborhood.
Commissioner Berry commented that it was appropriate to have a mixture of
housing types and density in a neighborhood. He stated he saw design
problems with this proposal and he was opposed to the current application
design.
Commissioner Nunnley stated he respected what Mr. Phillips had done in the
neighborhood. He stated his concern was related to the proposed density and
design of this project.
Mr. Phillips stated there were constraints on the site due to the drainage ditch
which bisected the property and he could not put the parking in the rear. He
stated he could reduce the density to two duplexes and redesign the parking to
be more compatible with the neighborhood.
Chairman Fountain asked for staff’s opinion on Mr. Phillips’ new proposal.
Dana Carney, of the Planning Staff, responded that staff was typically supportive
of increased density in the developed urban areas of the City. He stated design
was an important component, including building orientation and parking design.
Mr. Carney stated staff would like to see a revised plan before making additional
comments.
In response to a question from Chairman Fountain, Mr. Rader stated the
neighborhood wanted the properties to remain single family and they did not
support any duplexes.
Chairman Fountain stated single family residences could be occupied by renters
if that was the neighborhood’s objection. Mr. Rader responded that renters
would be okay as long as they are in single family residences. He stated
deferring the item to make the changes Mr. Phillips spoke of would make no
difference as the neighborhood was opposed to duplexes.
July 24, 2014
ITEM NO.: D (Cont.) FILE NO.: Z-8946
7
Chairman Fountain asked Mr. Phillips if he wished to defer the item to make
changes. Mr. Phillips responded that he did. A motion was made to defer the
item to the July 24, 2014 agenda. The motion was approved by a vote of 9 ayes,
0 noes and 2 absent.
STAFF UPDATE:
In response to issues raised at the June 12, 2014 Commission meeting,
Mr. Phillips has amended his application. The proposal now consists of two (2)
duplex structures (4 units total) to be built on the 3 ½ lot site. The structures are
now oriented so that the front of each unit faces Bowers Street. A single
driveway will provide access to the site. A total of eight (8) parking spaces will be
located perpendicular to the driveway, parallel to the street. This arrangement
provides two (2) parking spaces per dwelling unit. Staff believes this is
reasonable since the units each contain three (3) bedrooms. The rear 1/3 ± of
the site will not be developed. The existing concrete drainage ditch separates
that portion of the site from the developed area on the east 2/3 ± of the site. A
new 4 foot tall chain link fence will be placed on the east side of the concrete
ditch. A 6 foot tall opaque wood fence will be placed on the north and south
perimeters of the site, from the front property line back to the new chain link
fence. The applicant has proposed to plant 34, 2 inch caliper trees on the north,
south and east perimeters of the site and between the buildings. Areas of
shrubbery will be planted in front of each building. The 3 ½ lots will replatted into
two lots. The lots will exceed the minimum standards of the R-3 district and the
proposed building setbacks will meet or exceed the R-3 district minimums. Each
dwelling unit will contain 1,386 ± square feet in a single story structure.
Staff believes the applicant has done a good job of responding to the site-design
issues raised at the previous meeting. Due to the constraints on the site created
by the concrete ditch, the options are limited for parking design. Staff is
supportive of the proposal, as amended. On July 2, 2014, the item was reviewed
by the Subdivision Committee. The committee also felt the applicant had
addressed many of the issues previously raised by the Commission.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the revised CUP application subject to compliance
with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 5 and 6 of
the agenda staff report.
July 24, 2014
ITEM NO.: D (Cont.) FILE NO.: Z-8946
8
2. The properties are to be replatted into two (2) lots prior to submittal for
building permit.
3. The six foot tall opaque wood fence on the north and south perimeters is to
be built with the finished side facing out.
4. Thirty-four (34) two (2) inch caliper trees are to be planted on the site as
indicated on the site plan.
5. The driveway and parking are to be concrete or asphalt paved.
PLANNING COMMISSION ACTION: (JULY 24, 2014)
Stanley Phillips was present, representing the application. There were two (2)
persons present in opposition and two (2) person with concerns. There were two
(2) persons present in support. Staff presented the revised application, with a
recommendation of approval, with conditions.
Stanley Phillips addressed the Commission in support of the application. He
deferred his time to hear from the other parties present.
Carolyn Heitman, of the John Barrow Neighborhood Association, addressed the
Commission in support of the application. She explained that the neighborhood
association voted to support the application.
Ruth Bell, of the League of Women Voters of Pulaski County, also spoke in
support of the application. She asked about the rear portion of the property on
the other side of the drainage ditch. Tony Bozynski, Director of Planning and
Development, noted that the area would be part of the replatted lots and be the
owner’s responsibility to maintain the area.
Beulah Scott, of 4504 Foster Street, addressed the Commission in opposition.
She explained that she was opposed to rental property in this area. She noted
that there was a petition of opposition.
Dianna Wesley, of 4409 Foster Street, explained that she was not opposed to the
application, but attended the meeting to obtain more information. She noted
concern with non-single family uses in the neighborhood. She also expressed
concern with the existing drainage ditch.
Raymond Rader spoke in opposition. He noted that he spoke in opposition at the
last meeting and was still opposed for the same reasons.
July 24, 2014
ITEM NO.: D (Cont.) FILE NO.: Z-8946
9
Kwendeche, Mr. Phillips’ architect, explained that the area on the back side of
the ditch would be maintained by the applicant. He noted that the extra
landscaping proposed would enhance the area.
Mr. Phillips explained that the duplex structures would be constructed to look like
traditional single family housing. He noted that the construction would be
compatible with the neighborhood. He explained that he had other duplex
structures in the neighborhood and that he would address any problems that
arise with any of his properties.
There was a motion to approve the application as revised and recommended by
staff. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. The
revised application was approved.
July 24, 2014
ITEM NO.: E FILE NO.: LA-0060
NAME: South Shackleford Road Advanced Grading Variance
LOCATION: East side of S. Shackleford Road across from Clearwater Drive
APPLICANT: VHV Partnership
APPLICANT’S REPRESENTATIVE: Tim Daters, White-Daters & Associates
AREA: Approximately 27 acres
CURRENT ZONING: I-1
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade by clearing and grading approximately 27 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance grade by clearing and grading approximately 27 acres on the east side
of South Shackleford Road across from the north leg of Clearwater Drive. The
variance would allow staff to issue a grading permit for the advance grading
activities without imminent construction. The subject property was advanced
graded about 15 years ago prior to adoption of the Land Alteration Regulations.
All cut and fill material is proposed to remain on the site except for unsuitable fill,
estimated not to exceed 20,000 cubic yards, will be hauled off.
B. EXISTING CONDITIONS:
The 27 acre property was previously cleared and graded about 15 years ago.
Since that time, volunteer trees and vegetation have been established. The area
requested to be advance graded is zoned I-1. The subject property is located
within the Little Rock city limits.
East of the subject property are platted single family residential lots in the
Timberland Subdivision. Also, east of the subject property is a 29 acre property
zoned PD-C. This property fronts Stagecoach Road with a residential structure
and pond which is permitted for special events. West of the subject property is
South Shackleford Road. Beyond South Shackleford Road are properties zoned
I-1 which includes the Little Rock Wastewater Utility campus and other
warehouse/office facilities. South of subject property is undeveloped R-2 zoned
property. North of the subject property are platted single family residential lots in
the Timberland Subdivision and undeveloped I-1 zoned property.
July 24, 2014
ITEM NO.: E (Cont.) FILE NO.: LA-0060
2
C. NEIGHBORHOOD COMMENTS:
As of time of writing, staff has not been provided proof of notifications being
mailed by the applicant to all adjacent property owners including those across
streets and alleys. Staff has notified the John Barrow Neighborhood Association.
As of the time of writing, staff has not received telephone inquiries or emails
about the application.
D. ENGINEERING COMMENTS:
1. Provide more explanation of the staging area.
2. Provide the volume of material to haul off and haul in to the site.
3. Provide the length of time for grading activities.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. The application fee has not been received for the variance application.
6. Storm water detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
8. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
9. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
10. Provide visual screening of the completed area by providing undisturbed
buffer strips or earthen berms. Per Sec. 29-197(3) provide line of sight
illustrations from adjacent street(s) and properties for review by the Planning
Commission. The width of the temporary buffer strips shall be 6% of the lot
width and depth. The minimum width shall be 50 ft. where the subject
property is adjacent to other properties. The minimum width shall be 80 ft.
July 24, 2014
ITEM NO.: E (Cont.) FILE NO.: LA-0060
3
where the subject property is adjacent to arterial streets (Shackleford Road).
In no event shall these buffers be less than the width of the permanent
buffers required for the development.
11. Construction access points should be shown on the grading plan. A curved
or angled road design should be provided to limit the visibility of the interior
grading work from adjacent streets. Future access to cleared area should
be controlled after grading activities finish and site construction occurs.
12. Provide a sketch grading and drainage plan per Section 29-186 for the
entire property showing access points, buffers, and/or berms.
13. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
14. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings and stormwater detention systems are
to be maintained by the responsible part for a period of 2 years following
completion of site grading.
15. Per Sec. 29-197(12), periodic mowing, generally two (2) times per year or
more often if required by CLR shall be provided to encourage perennial
grass growth.
16. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in
Sec. 31-431(2) at the time of final inspection of the grading activities.
17. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
18. Public Works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of the maintenance
bond.
19. Staked orange fencing must be installed along the open space undisturbed
buffer areas during construction to prevent access to these buffer areas.
20. At the completion of the land alteration activities, a minimum six (6) inches
of suitable top soil shall be placed over all disturbed areas and permanent
vegetative cover established.
July 24, 2014
ITEM NO.: E (Cont.) FILE NO.: LA-0060
4
21. Where is the proposed destination of the material removed from the site?
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Tim Daters of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. ANALYSIS:
The subject property is approximately 27 acres. The applicant proposes to clear
and grade approximately 20 acres. The property was previously cleared and
graded about 15 years ago prior to the adoption of the Land Alteration
Regulations. Since the original grading occurred volunteer trees and ground
cover vegetation have grown. The subject property has a 100 ft. wide open
space buffer along the eastern and northern property line. This open space was
not cleared at the time of the original clearing and grading.
The applicant has notified staff that the fill material original graded was not filled
and compacted correctly. The applicant desires to excavate the previous filled
material and stage that material in the designated staging area. When the
material dries, it will be placed and compacted in the original excavated area.
Unsuitable fill which is estimated to not exceed 20,000 cubic yards will be
removed from the site.
The applicant states the grading project will take between 90 and 120 days. The
final grades will match the existing grades. The 100 ft. open space undisturbed
buffer will be maintained along the east and north property lines. A 50 ft.
undisturbed buffer will be maintained along the south property line. An 80 ft.
undisturbed buffer will be maintained along the west property line adjacent to
South Shackleford Road. All undisturbed buffer are still in existence and were
not originally cleared and graded.
The applicant proposes to construct an angled gravel construction entrance
south of the north property line off South Shackleford Road. The line of site
illustration shows that views of the cleared and graded area will not be visible
from South Shackleford Road and adjacent properties.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property. Maintenance
of erosion controls and construction entrances will occur as needed during the
grading period.
July 24, 2014
ITEM NO.: E (Cont.) FILE NO.: LA-0060
5
The applicant proposes for all disturbed surfaces to be covered with suitable top
soil, fertilized, seeded, and mulched. When vegetation is established, the
erosion control devices can be removed.
Orange fencing will be installed prior to beginning grading activities along all
undisturbed buffers.
H. RECOMMENDATION:
Staff recommends approval of the advanced grading variance request subject to
compliance with the comments and conditions as outlined in paragraph D of the
agenda staff report.
In addition to paragraph D, the variance request is subject to compliance with the
following conditions:
1. Appropriate provisions such as the addition of water or dust retardants shall
be utilized to prevent excessive particulate matter from becoming airborne;
2. At the completion of grading activities, access to the site will be obstructed to
restrict unpermitted access.
PLANNING COMMISSION ACTION: (JUNE 26, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide proper notification of
abutting property owner. Staff presented a recommendation of deferral of the item to
the July 24, 2014, public hearing.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
PLANNING COMMISSION ACTION: (JULY 24, 2014)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the staff recommendation above.
There was no further discussion. The item was placed on the consent agenda and
recommended by staff, including all staff comments and conditions. The item was
approved by the Planning Commission by a vote of 10 ayes, 0 noes, and 1 absent.
July 24, 2014
ITEM NO.: 1 FILE NO.: G-23-448
Name: West 13th Street – Right-of-Way Abandonment
Location: Between Pine and Cedar Streets
Owner/Applicant: City of Little Rock (Police Department)/Frank Riggins,
Crafton Tull and Associates
Request: To abandon the east 184 feet of the 55 foot wide
West 13th Street right-of-way, located between Pine
and Cedar Streets.
Purpose: Future access/parking for new Little Rock Police
Sub-station
STAFF REVIEW:
A. Public Need for this Right-of-Way:
As noted in paragraph G., none of the utility companies object to the abandonment
request. Several of the utilities request to retain the area of abandonment as a
utility easement. The Public Works Comment is as follows:
1. Easements are required to be maintained for all storm water drainage.
B. Master Street Plan:
There are no Master Street Plan issues associated with this abandonment
request, as the right-of-way is not classified as a Collector Street or higher.
C. Characteristics of Right-of-Way Terrain:
The West 13th Street right-of-way currently contains 42 feet of pavement, with
curbs, gutters and sidewalks.
D. Development Potential:
After abandonment, the area of abandonment will be incorporated into the
adjacent property to the north and south, and used as access/parking for the new
Little Rock Police Sub-station.
July 24, 2014
ITEM NO.: 1 (Cont.) FILE NO.: G-23-448
2
E. Neighborhood and Land Use Effect:
The new Little Rock Police Sub-station will occupy the entire block north of the
proposed abandonment area, with future parking on the south side of the
proposed abandonment. The City’s Willie Hinton Resource Center is located to
the northeast, with an old commercial building to the southeast. A church and
residential structures are located west of the proposed abandonment area.
F. Neighborhood Position:
The two (2) property owners immediately west (south side of West 13th Street) of
the proposed abandonment and the Stephens Area Faith, Hope, Pine to
Woodrow and Forest Hills Neighborhood Associations were notified of the
abandonment request.
G. Effect on Public Services or Utilities:
Wastewater: No objection to abandonment.
Entergy: Entergy has existing overhead 3 phase distribution facilities in the area
affected by the proposed street closure. We do not oppose the street closure as
long as we are granted a thirty (30) foot easement (fifteen (15) feet each side of
centerline) and have twenty-four (24) hour access to those facilities.
Centerpoint Energy: No objection to abandonment. Retain right-of-way as a
utility easement.
AT&T (SBC): No objection to abandonment.
Water: Central Arkansas Water maintains an existing 8-inch distribution water
main within the area of the proposed right-of-way abandonment and requests
that easements be retained for our existing facilities.
H. Reversionary Rights:
Information submitted by an abstract company shows that there were no
reversionary rights found of record.
I. Public Welfare and Safety Issues:
Abandoning this right-of-way will have no adverse impact on the public welfare
and safety. The Little Rock Fire Department has reviewed and approved the
abandonment request.
July 24, 2014
ITEM NO.: 1 (Cont.) FILE NO.: G-23-448
3
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 2014)
Frank Riggins was present, representing the application. Staff briefly described the
proposed abandonment, noting that there were no outstanding issues. Staff noted that
none of the utility companies objected to the abandonment request. The use of the
right-of-way after abandonment was briefly discussed.
After the discussion, the Committee forwarded the application to the full Commission for
resolution.
STAFF RECOMMENDATION:
Staff recommends approval of the request to abandon the east 184 feet of the 55 foot
wide West 13th Street right-of-way located between Pine and Cedar Streets, subject to
the entire area of abandonment being retained as a utility and drainage easement.
PLANNING COMMISSION ACTION: (JULY 24, 2014)
Frank Riggins was present, representing the application. There was one (1) person
present with concerns. Staff presented the application with a recommendation of
approval, with condition.
Frank Riggins addressed the Commission in support of the application. He deferred his
time to hear from the concerned person.
Mason Ellis addressed the Commission. He explained that he was not opposed to the
application. He noted that he did not necessarily agree with abandoning rights-of-way
within a downtown-like street grid system.
Mr. Riggins explained that the Little Rock Police Substation development was a
substantial improvement within the 12th Street Corridor. He noted that the benefit of the
right-of-way to the police substation would outweigh the street’s contribution to the
overall street grid system.
Commissioner Nunnley asked how the abandonment would impact the old Lee Theatre
building. Tony Bozynski, Director of Planning and Development, noted that there would
be no negative impact on that building. The issue was briefly discussed.
Commissioner Berry noted that he supported the abandonment request, due to the
police substation’s need for the right-of-way. He asked about the criteria by which a
right-of-way is no longer considered a public benefit. Debra Weldon, City Attorney,
noted that it was up to the Commission to determine if a right-of-way no longer served a
public purpose. This issue was briefly discussed.
July 24, 2014
ITEM NO.: 1 (Cont.) FILE NO.: G-23-448
4
There was a motion to approve the application, as recommended by staff. The motion
passed by a vote of 10 ayes, 0 noes and 1 absent. The application was approved.
July 24, 2014
ITEM NO.: 2 FILE NO.: Z-8957
Owner: Nelley Family Limited Partnership, LLLP
Applicant: W.K.R. Investments, Inc./White-Daters
and Associates
Location: Southeast corner of S. Shackleford Road
and West 36th Street
Area: 15.8215 Acres
Request: Rezone from R-2 to MF-24
Purpose: Future multifamily development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North – Multifamily development, commercial use and undeveloped property (across
West 36th Street); zoned MF-12, PCD and O-3
South – Mobile home park; zoned R-2
East – Church facility and single family residences; zoned R-2
West – Undeveloped property and single family residence on large lot (across S.
Shackleford Road); zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Shackleford Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required. Per the
Master Street Plan at arterial/arterial intersections an additional 10 ft. right-of-
way is required to be dedicated for a right turn lane. The dedication should
be 250 ft. in length measured from the intersecting right-of-way. At such
intersections, the intersecting right-of-way line shall normally have a radius of
75 to 100 ft.
2. 36th Street is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
July 24, 2014
ITEM NO.: 2 (Cont.) FILE NO.: Z-8957
2
3. Staff is being told the 2007 FEMA floodmaps will become effective in early
2015. Show the floodplain delineations from the 2007 FEMA floodmaps on
the proposed plan.
4. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
drainage and access easement is required adjacent to the floodway
boundary.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is located on a CATA Bus Route #14 (Rosedale Route).
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the John Barrow,
Kensington Place and Westbrook Neighborhood Associations were notified of the
public hearing.
D. LAND USE ELEMENT:
This request is located in the I-430 Planning District. The Land Use Plan shows
Residential High Density (RH) for this property. The Residential High Density
category accommodates residential development of more than twelve (12)
dwelling units per acre. The applicant has applied for a rezoning from R-2
(Single Family District) to MF24 (Multifamily District 24 units per acre) to allow for
the future multifamily development of the site.
Master Street Plan:
36th Street and Shackleford Road are shown as Minor Arterials on the Master
Street Plan. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on 36th Street and Shackleford Road since they are both Minor
Arterials. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
BICYCLE PLAN:
A Class II Bike Lanes are shown along Shackleford Road and 36th Street. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
July 24, 2014
ITEM NO.: 2 (Cont.) FILE NO.: Z-8957
3
E. STAFF ANALYSIS:
Nelley Family Limited Partnership, LLLP, owner of the 15.8215 acre property
located at the southeast corner of S. Shackleford Road and West 36th Street, is
requesting to rezone the property from “R-2” Single Family District and MF-24”
Multifamily District. The rezoning is proposed to allow future multifamily
development.
The property is currently undeveloped and tree-covered. The property has
varying degrees of slope. A creek runs along the property’s south property line.
The property is in an area of mixed uses and zoning. A multifamily development
(zoned MF-12), a small commercial use and undeveloped O-3 zoned property
are located across West 36th Street to the north. A large mobile home park is
located on the R-2 zoned property to the south. Undeveloped R-2 zoned
property and a single family residence on a large tract are located to the west
across S. Shackleford Road. Undeveloped MF-18 zoned property is located to
the southwest. A church and single family residences are located on the R-2
zoned property to the east. Mixed commercial uses, zoned C-2, C-3, C-4 and
PCD are located to the northwest along S. Shackleford Road.
The City’s Future Land Use Plan designates this property as Residential High
Density. The requested MF-24 rezoning does not require an amendment to the
plan.
Although the City’s Future Land Use Plan designates the property as RH, staff
does not support the requested MF-24 zoning. Staff feels that MF-24 is too
dense of a multifamily zoning for this general area. The zoning pattern in this
area contains a lower density of multifamily zoning and use. There is an MF-12
zoned multifamily development to the north across West 36th Street.
Undeveloped MF-18 zoned property is located on the west side of S. Shackleford
Road, a short distance to the south. Additionally, the mobile home park to the
south contains a density in the range of 12 units per acre. Staff could support
MF-18 zoning for this property. Staff believes MF-18 density is a better option for
this general area, while maintaining the RH Land Use Plan designation.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested MF-24 rezoning, as filed.
July 24, 2014
ITEM NO.: 2 (Cont.) FILE NO.: Z-8957
4
PLANNING COMMISSION ACTION: (JULY 24, 2014)
The applicant was present. There was one (1) person present wishing to make a
comment. Staff informed the Commission that the applicant had revised the application
for a rezoning to MF-18 (instead of MF-24). Staff supported the MF-18 rezoning
request, as revised.
Carolyn Heitman, of the John Barrow Neighborhood Association, briefly addressed the
Commission prior to the vote on the Consent Agenda. She noted that she received late
notice of the rezoning request. In response to a question from the Commission, staff
noted that all notifications were completed in a timely manner as required. Ms. Heitman
noted that the neighborhood association could meet with the applicant prior to the
rezoning going to the Board of Directors.
The item was placed on the Consent Agenda and approved, as revised, by a vote of
10 ayes, 0 noes and 1 absent.
July 24, 2014
ITEM NO.: 3 FILE NO.: Z-7093-A
NAME: Holy Temple COGIC Parking Lot – Conditional
Use Permit
LOCATION: East side of 1300 Block of Pulaski Street
OWNER/APPLICANT: Holy Temple Church of God In Christ
PROPOSAL: A conditional use permit is requested to allow for
construction of a church parking lot on these R-4
zoned lots.
1. SITE LOCATION:
The site is located mid-block, on the east side of the 1300 Block of Pulaski
Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located on the edge of the residential neighborhood where
uses transition to the non-residential development along Daisy L. Gatson
Bates Drive. The church and the church’s parking lot are located across
Pulaski Street to the west. Single family homes are located adjacent to
the north and south. A single family residence, a vacant lot and a boarded
residential structure are located across the alley to the east. Other uses in
the immediate are include other churches, office, institutional and
commercial uses. With proper attention to screening and landscaping, the
proposed parking lot should be compatible with use in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Downtown Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
The proposed parking lot will contain 26 spaces. A single driveway will
provide access off of Pulaski Street. The alley to the rear of the site will
be utilized to provide circulation for vehicles through the parking lot. The
parking lot spaces and driveways comply with Ordinance standards for 45
degree parking on a one-way drive.
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
July 24, 2014
ITEM NO.: 3 (Cont.) FILE NO.: Z-7093-A
2
A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of
six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement.
The plantings, existing and purposed, shall be provided within the
landscape ordinance of the city, section 15-81.
The property to the north, south, and east are zoned R-4 therefore, a
minimum nine (9) foot wide buffer is required along these property lines.
The property is located in the City’s designated mature area. A 25%
reduction of the buffer requirements is acceptable.
Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred
fifty (150) or fewer parking spaces. Interior islands must be a minimum
seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve (12)
parking spaces.
Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width
requirement but in no case less than nine (9) feet. The property is located
in the City’s designated mature area. A 25% reduction of the buffer
requirements is acceptable. A 6.75 foot buffer is required on S. Pulaski
Street. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the city’s
landscape ordinance requirements.
Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
A perimeter planting strip is required along any side of a vehicular use
area that abuts adjoining property. This strip shall be at least nine (9) feet
wide. The property is located in the City’s designated mature area. A 25%
reduction of the perimeter requirements is acceptable. Provide trees with
an average linear spacing of not less than thirty (30) feet within the
July 24, 2014
ITEM NO.: 3 (Cont.) FILE NO.: Z-7093-A
3
perimeter planting strip. Provide three (3) shrubs or vines for every thirty
(30) linear feet of perimeter planting strip.
An irrigation system shall be required for developments of one (1) acre or
larger.
For developments of less than one (1) acre a there shall be a water
source within seventy-five (75) feet of the plants to be irrigated.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
5. PUBLIC WORKS COMMENTS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
2. The proposed right-of-way dedication and boundary street
improvements meet Master Street Plan requirements.
3. The part of the alley adjacent to Lots 3 and 4 should be constructed
per City of Little Rock street standards.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. Power poles are
located on the eastern edge of the property in the alley.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: No Objection.
Fire Department: Approved as submitted. Maintain access.
Building Codes Comment: No Comments.
County Planning: No Comments.
CATA: CATA bus routes are located two (2) blocks to the east on
Chester and two (2) blocks to the west on Martin Luther King, Jr. Drive.
July 24, 2014
ITEM NO.: 3 (Cont.) FILE NO.: Z-7093-A
4
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 2014)
The applicants were present. Staff presented the item and noted little additional
information was needed. In response to questions from staff, the applicants
indicated a directional/informational sign might be added in the future and gates
may be placed on the driveway if any problems occur with use of the parking lot.
The applicants stated no new lighting was proposed at this time. They stated
any lighting added in the future would comply with staff’s requirement that lighting
be low-level, shielded downward and onto the site. They stated there was an
existing streetlight that provided lighting for the site.
Public Works and Landscape Comments were discussed. Staff stated any gate
would have to be reviewed and approved by staff so that vehicles would not
block the street.
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
STAFF ANALYSIS:
Holy Temple Church of God In Christ is requesting approval of a conditional use
permit to allow for construction of a parking lot on the two vacant R-4 zoned lots
located on the east side of the 1300 Blocks of Pulaski Street (Lots 3 and 4, Block
312, Original City of Little Rock). The church is located on the west side of the
1300 Block of Pulaski.
On November 29, 2001, the Commission approved a conditional use permit to
allow the church to build a parking lot on one of the lots (Lot 4). That parking lot
was not built.
The proposed asphalt -paved parking lot will contain 26 spaces with a single
driveway off of Pulaski Street. The parking will be constructed utilizing 45 degree
spaces off of one-way driveways. The alley to the rear (east) will be utilized for
circulation through the parking lot. Landscaping and screening will be installed to
comply with Ordinance Standards. A six foot tall wood fence will be installed on
the north and south perimeters of the parking lot. A directional/information sign
identifying the parking lot may be added in the future. Gates may be added in
the future, if any problems develop with unauthorized use of the parking lot. An
existing street light currently provides light for the site. If additional lighting is
added in the future, it will be low-level, shielded downward and into the site.
To staff’s knowledge there are no outstanding issues. The plat/bill of assurance
for the Original City of Little Rock does not address use issues.
July 24, 2014
ITEM NO.: 3 (Cont.) FILE NO.: Z-7093-A
5
STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit subject to
compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. A six foot tall, opaque, wood screening fence is to be installed on the north
and south perimeters of the site. The fence is to be built with the finished side
facing outward.
3. Any site lighting added to the site is to be low-level, shielded downward and
into the site.
4. Before any gates are placed on the driveways, the gate design and placement
must be approved by Public Works staff.
PLANNING COMMISSION ACTION: (JULY 24, 2014)
The applicants were present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and
1 absent.
July 24, 2014
ITEM NO.: 4 FILE NO.: Z-8950
NAME: Riggin Multi-sectional Manufactured Home Accessory
Dwelling – Conditional Use Permit
LOCATION: 7417 Mabelvale Cut-Off
OWNER/APPLICANT: Earl and Carol Shaw/Darin and Sherry Riggin
PROPOSAL: A conditional use permit is requested to allow for
placement of a multi-sectional manufactured home on
this R-2 zoned 3.55 acre tract. The site contains an
existing site built home which is occupied by the
applicant’s parents.
1. SITE LOCATION:
The site is located east of Chicot Road, south of Mabelvale Cut-Off; off of
a private road, Rob Roy Way.
2. COMPATIBILITY WITH NEIGHBORHOOD:
A couple of site built single family residences, a vacant non-residential
building and a C-3 zoned commercial building are located to the north,
between this site and Mabelvale Cut-Off. An undeveloped, wooded, R-2
zoned tract is adjacent to the south. Single family homes are located to
the east and further to the south.
The tracts to the west contain single family homes, a City of Little Rock
Fire Station and a Dollar General Store. The C-3 zoned properties to the
northwest contain a Family Dollar Store, a convenience store and car
wash. A mini-warehouse development was recently approved by the
Commission for one of the C-3 zoned tracts.
The proposed multi-sectional manufactured home is fairly isolated, being
off of the road and on a 3.55 acre tract. Staff believes the proposed use
should be compatible with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Rob Roy and SWLR United for
Progress Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
Access to the site is via a private drive in an access easement off of
Mabelvale Cut-Off. One gravel driveway provides access to the existing
July 24, 2014
ITEM NO.: 4 (Cont.) FILE NO.: Z-8950
2
home. A second gravel driveway provides access to the proposed new
manufactured home which is to be placed in the location previously
occupied by a single-wide mobile home.
There is more than sufficient parking for both homes.
4. SCREENING AND BUFFERS:
No Comments.
5. PUBLIC WORKS COMMENTS:
No Comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to the location of this manufactured
home. Care should be used when moving the building to this location so
that overhead wires do not get snagged. Contact Entergy for any
electrical service requirements once building is in place.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: No Objection.
Fire Department: Approved as submitted.
Building Codes Comment: No Comments.
County Planning: No Comments.
CATA: A CATA bus route is located one (1) block to the west, at Chicot
and Mabelvale Cut-off.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 2014)
Sherry Riggin was present representing the application. Staff presented the item
and noted no additional information was needed. Staff noted the proposed
multi-sectional manufactured home exceeded the square footage of the existing
July 24, 2014
ITEM NO.: 4 (Cont.) FILE NO.: Z-8950
3
site-built home. Staff commented that in similar cases, where both homes were
being occupied by family members, the smaller existing home was considered
the accessory dwelling and the larger new home served as principal dwelling.
Staff noted the applicant stated the new home would only be occupied by family
members and would not be rented.
Staff informed the applicant that placement of the home would have to comply
with the siting criteria in Section 36-254 (d) (5) of the Code. Those criteria were
given to the applicant.
Ms. Riggin stated she had visited with the representatives of the Rob Roy and
SWLR United for Progress Neighborhood Associations.
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for placement of a new,
multi-sectional manufactured home on the R-2 zoned, 3.55 acre tract located
at 7417 Mabelvale Cut-Off. The site contains a one-story, frame, single family
home that is occupied by the applicants’ parents. The new home will allow the
applicants to live closer to the parents. The existing home contains 1,250±
square feet and the proposed new home contains 2,304 square feet. The
conditional use permit request will allow an accessory dwelling. In similar cases
where the proposed new home exceeds the square footage of the existing home
and both homes are occupied by family members, the existing home has been
considered the accessory dwelling.
The proposed multi-sectional manufactured home is to be located in a spot on
the property that was previously occupied by a single wide mobile home, that
was removed several years ago. The home will have a vinyl siding exterior finish
with a pitched, shingled roof. It will be underpinned with vinyl or brick. An
existing driveway will provide parking area and access for the home. The
manufactured home will have setbacks of 110’ on the west, 120’ on the north,
160’ on the south and 490’ from the residential neighborhood to the east. The
applicant has stated in the application letter that occupancy of the home will be
limited to family members and it will not be rented.
To staff’s knowledge, there are no outstanding issues. The proposed home site
is relatively isolated, being back off of the road on the 3.55 acre tract. Existing
trees and wooded area provide separation and screening between this site and
the neighborhood to the east and south. There is no bill of assurance for this
acreage tract. There is no established housing type or style immediately
July 24, 2014
ITEM NO.: 4 (Cont.) FILE NO.: Z-8950
4
adjacent to the proposed home site. The neighborhood further to the east and
south contains one-story homes of masonry construction.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit subject to
compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Section 6 of the
agenda staff report.
2. One of the homes on the property must be occupied by the landowner as
required by Section 36-252 (a) (3) of the Code.
3. Placement of the multi-sectional manufactured home must comply with the
following criteria from Chapter 36, Section 36-254 (d) (5):
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or
greater.
b. Removal of all transport elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible with the neighborhood.
e. Orientation compatible with placement of adjacent structures.
f. Underpinning with permanent materials.
g. All homes shall be multi-sectional.
h. Off-street parking per single family dwelling standard.
4. Occupancy of the home will be restricted to family members only and there
will be no rental of the home.
PLANNING COMMISSION ACTION: (JULY 24, 2014)
Sherry Riggin was present, representing the application. There were no objectors
present. The application was mistakenly pulled from the Consent Agenda due to
a possible card in opposition. The Chairman noted that there was no card in
opposition to this item. Staff presented the item with a recommendation of
approval with conditions.
There was no further discussion.
July 24, 2014
ITEM NO.: 4 (Cont.) FILE NO.: Z-8950
5
There was a motion to approve the conditional use permit, as recommended
by staff. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. The
application was approved.
July 24, 2014
ITEM NO.: 5 FILE NO.: MSP14-04
Name: Master Street Plan Amendment – Bicycle Plan Map Update
Location: Jurisdiction wide
Request: To upgrade and add 8 Bike Lanes, 2 Bike Paths and several Bike Routes
Source: Staff
PROPOSAL / REQUEST:
To amend the Master Street Plan, Bike Plan Sections to upgrade LaMarche Drive,
Taylor Loop Road, Main Street (6th to Roosevelt), 7th Street (Rock to Woodrow) to Bike
Lanes (Class II) and add Louisiana and Center (Markham to I-630), Chester (Roosevelt
to Daisy Bates Drive), 9th Street (I-30 to Main) as Bike Lanes (Class II) and to add
Coleman Creek (19th to Lee Avenue), Rail Road alignment (3rd Street to 65th Street) and
Rose Creek (3rd Street to River Trail) as Bike Paths (Class I) and to add State Street
(I-630 to River Trail), Commerce (Daisy Bates to 9th Street), Sherman (9th Street to 6th
Street) as Bike Routes (Class III).
ANALYSIS:
At the end of 2013, the Bike Friendly Committee of Little Rock recommended a package
of changes to the Little Rock Bike Plan. Staff reviewed the requests and set a series of
public meetings to discuss the Bike Lane and Path changes proposed by the
Committee. These meetings were held in February and March 2014. Written
comments were received prior, during and after these meetings. Based on these
comments received as well as those expressed at the meetings, a final package of
changes was developed to present for amendment.
New proposed Class I – Bike Paths are suggested along two creeks and a railroad
right-of-way. (These routes are separate bicycle only facilities.) There are three
segments proposed. The longest is along the former railroad right-of-way from
Interstate Park around the State Fair grounds to 7th Street where the existing proposed
Bike Path is shown. This is part of a multi-county bike path that has been proposed
from Little Rock to Hot Springs (the ‘Southwest Trail’). The remaining portions for that
Path within Little Rock’s jurisdiction are already represented on the Little Rock Bike
Master Plan. A second segment would continue along Rose Creek from 3rd Street
(where the existing proposed Path ends) to the River Trail. This has been reviewed by
the Little Rock Parks Department and advocated by the Capitol View Stifft Station
Neighborhood organization for several years. The remaining new Bike Route is along
Coleman Creek from 20th Street (where a proposed Bike Route ends from UALR) to Lee
Avenue in Hillcrest. This proposal would make a north –south connection from Hillcrest
to the Fourche Bottoms via the UALR campus. Due to development along Coleman
Creek, the actual alignment of the ‘Path’ may follow existing streets and street right-of-
July 24, 2014
ITEM NO.: 5 (Cont.) FILE NO.: MSP14-04
2
way parallel to the creek itself. (The Creek is in a concrete ‘U’ box with development to
the open box from 20th to 12th Streets.) This amendment places a corridor on the Plan
as a north-south bicycle route through central Little Rock.
The Class II – Bike Lane proposals are along streets with the majority of the changes
are in the downtown area. These changes are either an upgrade of a proposed Class
III - Bike Route to Class II - Bike Lane or the addition of a Class II – Bike Lane. The
proposal is not to enlarge any of these streets but rather to add a bicycle lane on the
existing street using either a ‘road diet’ (changing from four lanes to three) or removal of
parking on one-side. The decision on how the bike lanes would be implemented will be
made at the time a street is re-surfaced or re-constructed.
There are six new proposed Class II (Bike Lane) shown in central/downtown Little Rock.
Four are north-south lanes and two are east-west lanes. Main Street has been
re-striped with Bike Lanes from 7th Street to Roosevelt Road. This amendment
recognizes the already implemented Class II –Bike Lanes. Part of this Bike Lane is new
Class II (south 17th Street) and part is upgraded from a Class III (north of 17th Street)
on the Plan Map. Main Street was re-striped with a ‘road diet’ when it was re-surfaced.
Chester is proposed to be added as a Class II – Bike Lane. The Bike Lane passes
Philander Smith College, Dunbar Recreation Center, Dunbar Middle, Gibbs Elementary
and Williams Library. Chester had an average-daily-volume of 7900 in 2012 at 11th
Street. The street is primarily residential single-family south of Wright Avenue and is
mixed institutional-residential uses between Daisy Gatson Bates Drive and Wright
Avenue. Chester is a four-lane street with no parking, at the current volumes Chester is
a good candidate for a ‘Street Diet’, conversion to a three-lane road with parking or bike
lanes. At such time as Chester is re-surfaced or reconstructed, a ‘road diet’ will be
considered. After public input as part of the resurfacing project of Chester, re-stripping
from four-lanes to three-lanes may be implemented.
Both Center and Louisiana, north of Interstate 630 are one-way streets with on-street
parking allowed along much of the roads. Both have two travel-lanes and have a
volume of 3900 and 2400 respectively near Capitol. As part of the City re-surfacing
program or if either street is re-constructed the City will have a meeting to review the
implementation of a Bike Lane on these roads - either a ‘Street Diet’, the reduction of
on-street parking or other method of implementation will be determined. (The two-way
portion of Louisiana would be a Class III – Bike Route, due in part to the limitations of
the road with two-way traffic, access to adjacent property, parking, etc.).
The two east-west roads proposed for Bike Lane designations are 9th Street and 7th
Street. 9th Street, east of Main Street is three lanes for the first three blocks and then
four lanes to Interstate 30. East 9th Street through this corridor is less than 40-feet in
width, making four-lanes almost unusable as four separate lanes. MacArthur Park and
a private school can be found along this segment of 9th Street as well as homes and a
fire station. At the time of re-surfacing or reconstruction of East 9th Street, the design of
July 24, 2014
ITEM NO.: 5 (Cont.) FILE NO.: MSP14-04
3
bicycle facilities will be included. It may be necessary for sharrows rather than Bike
Lanes along 9th Street due to limitations on widening the street. 7th Street is currently
shown on the Plan as a Class III Bike Route. The proposed map change is west of
Main Street upgrading to a Class II – Bike Lanes. Since the road currently is two
vehicular lanes with parking on both sides for much of its length (Main to Woodrow),
the proposal would be to have a Bike Lane in one-direction and a Bike Route (sharrows)
in the other so as not to impact parking on both sides of the road. Traffic volumes range
from 11,000 at the State Capitol to 3800 at the railroad underpass. West of the Capitol
Complex, there might be room for Bike Lanes in both directions. At the time of
reconstruction or resurfacing design decisions would be made.
In west Little Rock, LaMarche Drive (Chenal Drive to Taylor Loop Road) and Taylor
Loop Road (LaMarche Drive to Rahling Road) are proposed to be upgraded from
Class III to Class II – Bike Lanes in both directions. Both roads are proposed to be
constructed as 36-foot wide roads (with or without bicycle facilities). The proposal
for each road is to continue to have a vehicular travel-lane in each direction with no
parking on the road (as is the case today). The City of Little Rock is constructing the
connection for LaMarche Drive at this time and is scheduled to widen Taylor Loop
Road. As part of the construction projects, the City intends to ‘mark’ both roads with
Bike Lanes and two-lanes of vehicular traffic.
The Class III – Bike Routes proposed to be added to the Bike Plan are all in the
downtown (MacArthur Park Neighborhood) area. They are Commerce from
17th Street to 9th Street, Sherman from 9th Street to 6th Street, 7th Street from
Cumberland to Sherman and State I-630 to River Trail. Commerce Street would
connect the neighborhoods south of the Interstate to MacArthur Park and on to the
River Trail. Sherman takes on north of MacArthur Park to the existing bike network at
Capital Avenue (and on to the River Trail). The East 7th Street route continues that
route from Main Street on to Sherman.
NEIGHBORHOOD COMMENTS:
Notices were sent to the City’s contact list for ordinance amendments. This list
includes engineers, developers and neighborhood organizations. In addition the
following neighborhood associations were notified: Capitol View/Stiff Station, Central
High, Downtown, Downtown Little Rock Partnership, Hillcrest, MacArthur Park POA,
Oak Forest, Pettaway, South End, Southend Coalition, Whitmore Circle, and Wright
Avenue. Over 260 property owners adjacent to proposed Class I or II bike routes
received letters informing them of the change and meeting. Staff has received several
contacts as a result of the mailing. Most of the comments are related to the possible
loss of parking in downtown.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
July 24, 2014
ITEM NO.: 5 (Cont.) FILE NO.: MSP14-04
4
PLANNING COMMISSION ACTION: (JULY 24, 2014)
Walter Malone, Planning Staff reviewed the proposed changes starting with the Class I
– Bike Paths, then Class II- Bike Lanes and Class III – Bike Routes. Jeremy Lewno,
Bicycle/Pedestrian Coordinator for the City, indicated he was available to answer any
question and also indicated bicycling was becoming more than just recreational use
and the City needed to help provide safer routes for bicycles for both recreational and
transportation related trips. The goal is to make all streets safer for all modes of
transportation.
Chris East, Studio Main and live/work downtown, expressed support for the Bike Plan
changes. Each of the roads have 60-foot right-of-ways and it is possible to have streets
with bike lanes on such roads. The proposal for 7th Street has been tested with a
‘Pop-up’ in 2013. Temporary Bike Lanes were used. With Bike Lanes, cars know to
look for bicycles which increases safety for bicycles. When bicyclists know there are
safe places to travel, more people will bike.
Mason Ellis, biker and downtown worker/resident, stated that the downtown environment
had been built as a multifunctional transportation system (walking, horses, bikes, etc).
Now it has been limited to just cars. As a resident of downtown he looks for walking and
bicycle options. The addition of these proposals to the plan adds a good amenity for
downtown. It is Mr. Ellis hope that the plan is what we can come to for Little Rock.
Ed Sergeant, SOMO Board and Governor Mansion District resident, advocated
alternative forms on Chester and 9th Streets. These changes will ‘calm’ the streets to
make them easier to cross by pedestrians. Supports of these changes are Gibbs
School, Dunbar Middle School, Dunbar Recreation Center, William Library, Art Study,
Quapaw Quarter Association along Chester, and St Edwards School and Little Rock
Parks along 9th Street.
Dale Aclin, Stephens Building, expressed concern about the Bike Lanes on Center and
Louisiana in the two blocks south of Markham. There is a lot of traffic on these roads
and it would not connect to anything else for bicyclists. He also expressed concern
with the hotel related traffic along Markham and non-local drivers.
Mr. Malone indicated that Louisiana from 4th Street to Markham is two-way and in this
section Sharrows would be used rather than Bike Lanes. Staff would amend the
package to show a Class II along Louisiana from 4th to Markham.
Commissioner Nunnley, stated that Staff needed to explain to the residents what was
happening and the advantages. If the local residents’ concerns and issues are not
addressed, there will be a ‘firestorm’. There needs to be discussions and meetings
with the local residents and education efforts made.
July 24, 2014
ITEM NO.: 5 (Cont.) FILE NO.: MSP14-04
5
Commissioner Berry indicated that there had been some meetings to talk with residents
and owners. There was some discussion about traffic and parking issues and the need
for education moving forward so that the City understands the concerns and
residents/owners understand the impacts and advantages.
Tony Bozynski, Director of Planning & Development, indicated there had been meetings
on the package of changes and with the 3/8 cent funded projects there would be an
additional meeting with residents before any work was done. (This would be true for
Chester Street).
Commissioner May reminded the Commission of the ‘Denver Plan’ traffic signal system
in downtown Little Rock and how that had made it easier for pedestrians. Education is
key, people always have concerns when change is involved.
Chairman Fountain asked the speakers who worked downtown how they were about to
bike to work and wear a suit for work. There was some discussion about lockers and
shower facilities.
A motion was made to approve the package as amended without Center Street. By a
vote of 10 for 0 against and 1 absent the motion was approved. A motion was made
to approve the Bike Lane on Center Street, by a vote of 9 for, 0 against, 1 recusal and
1 absent the motion was approved.
July 24, 2014
ITEM NO.: 6 FILE NO.: LU14-01
Name: Northwest Area Land Use Plan Amendment
Location: West of Interstate-430, north of Kanis Road/Chenal Parkway to the
County Line
Request: Various
Source: Staff
PROPOSAL / REQUEST:
As part of the City’s efforts to keep the Future Land Use Plan current, Staff reviewed the
Plan in the area west of Interstate 430, north of Kanis Road/Chenal Parkway to the
County Line. The package has thirteen areas with changes; each area has from one to
four changes:
Area 1 is generally from Rahling Road to Chenal Parkway, east of Kirk Road. There are
four changes in this area. Change 01A is from Residential Low Density to Public
Institutional. Public Institutional includes public and quasi-public facilities that provide a
variety of services to the community such as schools, libraries, fire stations, churches,
utility substations, and hospitals. The second change (01B) is from Residential Medium
Density to Suburban Office. The Suburban Office category shall provide for low
intensity development of office or office parks in close proximity to lower density
residential areas to assure compatibility. A Planned Zoning District is required. The
third change (01C) is from Residential Low Density, Residential High Density,
Residential Medium Density and Neighborhood Commercial to Public Institutional.
Public Institutional includes public and quasi-public facilities that provide a variety of
services to the community such as schools, libraries, fire stations, churches, utility
substations, and hospitals. The fourth change (01D) is from Neighborhood Commercial
to Commercial. The Commercial category includes a broad range of retail and
wholesale sales of products, personal and professional services, and general business
activities. Commercial activities vary in type and scale, depending on the trade area that
they serve.
Area 2 is generally from Chenal Parkway to Kanis Road, either side of Rahling Road.
There are four changes proposed in this area. Change 02A is from Residential Low
Density to Residential High Density. Residential High Density accommodates residential
development of more than twelve (12) dwelling units per acre. The second change
(02B) is from Commercial to Office. Office represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general offices which support more
basic economic activities. The third change (02C) is from Mixed Use to Office. Office
represents services provided directly to consumers (e.g., legal, financial, medical) as
well as general offices which support more basic economic activities. The fourth
July 24, 2014
ITEM NO.: 6 (Cont.) FILE NO.: LU14-01
2
change (02D) is from Residential Low Density to Suburban Office. The Suburban Office
category shall provide for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned Zoning
District is required.
Area 3 is an area south of Denny Road, west of Wildwood Lane. Change 03 is from
Residential Low Density to Public Institutional. Public Institutional includes public and
quasi-public facilities that provide a variety of services to the community such as
schools, libraries, fire stations, churches, utility substations, and hospitals.
Area 4 is between Cantrell Road and Pleasant Forest Drive, west of Rodney Parham
Road. There are three changes in this area. Change 04A is from Residential Low
Density to Public Institutional. Public Institutional includes public and quasi-public
facilities that provide a variety of services to the community such as schools, libraries,
fire stations, churches, utility substations, and hospitals. The second change (04B) is
from Mixed Use to Commercial The Commercial category includes a broad range of
retail and wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the trade
area that they serve. The third change (04C) is from Office to Public Institutional.
Public Institutional includes public and quasi-public facilities that provide a variety of
services to the community such as schools, libraries, fire stations, churches, utility
substations, and hospitals.
Area 5 is either side of Cantrell Road at Sam Peck Road. There are two changes in this
area. Both areas change 05A and 05B are from Transition to Office. Office represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities.
Area 6 is either side of Taylor Loop/Rahling Road, from Cantrell Road to Pilot Lane.
There are three changes in this area. Change 06A is from Transition to Suburban
Office. The Suburban Office category shall provide for low intensity development of
office or office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. The second change (06B) is from
Residential Low Density to Public Institutional. Public Institutional includes public and
quasi-public facilities that provide a variety of services to the community such as
schools, libraries, fire stations, churches, utility substations, and hospitals. The third
change (06C) is from Residential Low Density to Public Institutional. Public Institutional
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations, and
hospitals.
Area 7 is either side of Forest Land, west of LaMarche Drive. Both areas of change are
proposed to be Public Institutional. Change area 07A is currently Transition along
Cantrell Road and Residential Low Density along Forest Lane. Change area 07B is
Low Density Residential. Public Institutional includes public and quasi-public facilities
July 24, 2014
ITEM NO.: 6 (Cont.) FILE NO.: LU14-01
3
that provide a variety of services to the community such as schools, libraries, fire
stations, churches, utility substations, and hospitals.
Area 8 is southwest of Valley Ranch Drive and Patrick Country Road. Change 08 is
from Office to Residential Low Density. Residential Low Density provides for single
family homes at densities not to exceed 6 units per acre. Such residential development
is typically characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than 6 units per
acre.
Area 9 is the area from Presley Drive to Divide Parkway, Morgan Cemetery Road to
Hudson Road. There are three changes in this area. Change 09A is from Residential
High Density to Public Institutional. Public Institutional includes public and quasi-public
facilities that provide a variety of services to the community such as schools, libraries,
fire stations, churches, utility substations, and hospitals. The second change (09B) is
from Residential Low Density to Public Institutional. Public Institutional includes public
and quasi-public facilities that provide a variety of services to the community such as
schools, libraries, fire stations, churches, utility substations, and hospitals. The third
change (09C) is from Residential Low Density to Public Institutional. Public
Institutional includes public and quasi-public facilities that provide a variety of services
to the community such as schools, libraries, fire stations, churches, utility substations,
and hospitals.
Area 10 is an area south of Rodney Parham Road and east of Green Mountain Drive.
Change 10 is from Residential Low Density to Public Institutional. Public Institutional
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations, and
hospitals.
Area 11 is either side of Hinson Road, from Pebble Beach Drive to Beckenham Drive.
There are two changes in this area. Change 11A is from Residential Medium Density to
Residential Low Density. Residential Low Density provides for single family homes at
densities not to exceed 6 units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or garden
homes and cluster homes, provided that the density remain less than 6 units per acre.
Change 11B is from Residential High Density to Residential Low Density. Residential
Low Density provides for single family homes at densities not to exceed 6 units per
acre. Such residential development is typically characterized by conventional single
family homes, but may include patio or garden homes and cluster homes, provided that
the density remain less than 6 units per acre.
Area 12 is west of Napa Valley Drive, from Rainwood Road to Ridgehaven Road.
Change 12 is from Residential High Density to Residential Low Density. Residential
Low Density provides for single family homes at densities not to exceed 6 units per
acre. Such residential development is typically characterized by conventional single
July 24, 2014
ITEM NO.: 6 (Cont.) FILE NO.: LU14-01
4
family homes, but may include patio or garden homes and cluster homes, provided that
the density remain less than 6 units per acre.
Area 13 is between Lake Maumelle and Barrett Road, west of Highway 300. Change
13 is from Residential Low Density to Public Institutional. Public Institutional includes
public and quasi-public facilities that provide a variety of services to the community such
as schools, libraries, fire stations, churches, utility substations, and hospitals.
ANALYSIS:
The Planning and Development staff began reviewing this area in January 2014. The
existing development pattern, as well as existing zoning and recent re-classification
actions were reviewed. After field visits and staff discussions, letters were sent to all
neighborhood associations in the area asking for suggested changes in the area. Only
a couple informational calls were received. Staff then developed a package of changes
and affected property owners identified. All the affected property owners were
contacted about the possibility of changing the Land Use Plan designation of their
property in April 2014. Staff received numerous phone calls and email responses to
that letter notifying them of the proposed changes. Most contacts were informational
only. There were several written and verbal comments in support of the change in
‘their’ respective area. In addition, there were two written requests not to make the
suggested change for their property (one north of Cantrell Road, west of Viewpoint
Cove and the second south of Cantrell Road, east of Katillus Road. (Both of these
areas were changes from Transition to Office.) The final package of changes was
developed and property owners together with neighborhood associations were
contacted in late June about the public hearing to consider the changes.
Staff believes this package of changes is a ‘clean-up’ to more accurately reflect the
current and likely future development pattern in the area of the changes. This resulting
‘package’ of changes should create a more accurate Future Land Use Plan that all can
use, whether public or private.
Area 1 is made up of several areas generally from Rahling Road to Chenal Parkway,
east of Kirk Road. To the east is R-2 (Single Family) with some R-3 (Single Family)
zoning and is mostly developed with single-family homes. To the north, west and south
are C-1, (Neighborhood Commercial), C-2 (Community Shopping), C-3 (General
Commercial), several PCD and PDC (Planned Commercial Districts) some developed
and others vacant land, O-3 (General Office) and O-2 (Office and Institutional) both
development and vacant land and MF-18 (Multifamily) mostly developed with
apartments. Change ‘A’ is north of Rahling Road at Kirk Road and is zoned R-2 (Single
Family) with a Conditional Use Permit for a church. There is an existing church on the
site; the change would be to recognize the existing use with a Public Institutional
designation. Change ‘B’ is northeast of the Kirk Road – Wellington Village Road
intersection and is currently vacant zoned POD (Planned Office District). The proposal
is to develop small office buildings on this site. The Land Use Plan change is to
July 24, 2014
ITEM NO.: 6 (Cont.) FILE NO.: LU14-01
5
recognize the recently approved use pattern for this site. Change ‘C’ is southeast of the
Kirk Road-Wellington Village Road intersection and is zoned MF-18 (Multifamily), C-1
(Neighborhood Commercial) and R-2 (Single Family) with a Conditional Use for a
Church which exists on the site. The change would be to recognize the existing use
with a Public Institutional designation. Change ‘D’ is the northwest corner of Wellington
Hills Road and Chenal Parkway and is zoned with PCD and PDC (Planned Commercial
Districts). There are three commercial uses –drug store, fast-food, and tire store. With
Commercial at the other corners of this intersection and the area developed
commercial, the proposal is to show this area as Commercial on the Plan.
Area 2 is made up of several areas generally from Chenal Parkway to Kanis Road,
either side of Rahling Road. To the west and south is R-2 (Single Family) zoning with
subdivisions to the west and larger tract developments to the south. To the north and
east is C-3 (General Commercial), C-2 (Community Shopping), O-2 (Office and
Institutional) and PCDs (Planned Commercial Districts). The areas are partially
developed with commercial and office developments. Change area ‘A’ is north of
Rahling Road along the west side of Chenal Parkway and is zoned PD-R (Planned
District Residential) with a multi-story condominium development. The change to
Residential High Density would reflect the development in place. Change area ‘B’ is the
north west corner of Rahling Road and Chenal Parkway and is zoned C-3 (General
Commercial) and has a multi-story office building on it. The change to Office on the
Plan would reflect the current and likely future use of the land. Change area ‘C’ is east
of Rahling Road, between St. Vincent Way and Kanis Road. It is zoned POD (Planned
Office District) and has a multi-story office building on it with additional building
proposed. The existing and future uses proposed for the area are medical related
office, clinics and care facilities. Change area ‘D’ is southeast of Denny-Kanis Roads
intersection and is zoned PCD (Planned Commercial District), POD (Planned Office
District) and R-2 (Single Family). There is a home as well as two office developments
in place in this area. Based on the existing uses and zoning pattern the most likely
future development pattern of this area is Suburban Office.
Area 3 is south of Denny Road, west of Wildwood Lane In all directions is R-2 (Single
Family) zoned land. There is an area of POD (Planned Office District) zoning to the
east for Wildwood Center for Performing Art. The land to the north is partially developed
with homes. To the south and west are large tracts of vacant land with a few homes.
The change area is zoned R-2 (Single Family) with a Conditional Use Permit and is an
elementary school. The school is likely to continue on this site into the future, thus a
Public Institutional designation would be appropriate.
Area 4 is between Cantrell Road and Pleasant Forest Drive, west of Rodney Parham
Road. To the south and southwest is zoned R-2 (Single Family), with homes in
subdivisions. To the east is O-2 (Office and Institutional) and O-3 (General Office)
zoned land, mostly developed as office buildings. To the north are PCDs (Planned
Commercial Districts) with R-2 (Single Family) behind. The PCDs are mostly developed
July 24, 2014
ITEM NO.: 6 (Cont.) FILE NO.: LU14-01
6
with retail uses and the R-2 is a single-family subdivision. Change area ‘A’ west of
Fairview Road and is zoned R-2 (Single Family) with a Conditional Use Permit. There
is a religious facility on the site, thus Public Institutional is more appropriate for this site.
Change area ‘B’ is south of Cantrell Road between Fairview Road and Woodland
Heights Road and is zoned PCD (Planned Commercial District). The area is part of a
retail commercial center. This development pattern is not likely to change making a
Commercial designation more appropriate. Change area ‘C’ is southwest of Pleasant
Ridge Road and Woodland Heights Road and is zoned O-2 (Office and Institutional)
and O-3 (General Office). It is owned by Easter Seal Society and used for their offices
and training facilities. This is not likely to change in the future making a Public
Institutional designation more appropriate to the use.
Area 5 is either side of Cantrell Road at Sam Peck Road. To the south and north is R-2
(Single Family) zoned land with homes. Along Cantrell Road around the change area
are several Planned Office District and Planned District Office sites with office buildings.
There are two large apartment complexes south of Cantrell Road zoned MF-12
(Multifamily and PDR (Planned District Residential). To the northwest is an area of PR
(Park) zoning with a city park located on that site. Change area ‘A’ is either side of
Viewpointe Cove and is zoned O-3 (General Office) and POD (Planned Office District)
all with office building on the tracts. There is also one tract of R-2 (Single Family) zoned
land which is vacant. Since this area is already developed with office structures and is
not likely to change in the future the designation of Office is more appropriate. Change
area ‘B’ is south of Cantrell Road and west of Sam Peck Road. The area is zoned POD
(Planned Office District). There are two office buildings (one two-story and one multi-
story) and a bank in the change area. The area is developed and not likely to change in
nature making Office a better designation for this area.
Area 6 is several areas either side of Taylor Loop/Rahling Road from Cantrell Road to
Pilot Lane. The surrounding areas are mostly zoned R-2 (Single Family). To the south,
east and west is R-2 (Single Family) with subdivisions. There is an area of PR (Park)
zoning to the west for the Taylor Loop Park along Taylor Loop Creek. To the north are
several PCDs and PDCs (Planned Commercial Districts), and PODs (Planned Office
Districts). These sites are developed with retail uses, offices and banks. Change area
‘A’ is west of Taylor Loop Road, south of Cantrell Road and is zoned POD (Planned
Office District), PCD (Planned Commercial District) and PDO (Planned District Office)
and has a dentist office, animal clinic and office. These uses are not likely to change in
the future making Suburban Office use more appropriate for the use and zoning pattern.
Change area ‘B’ is north east of Hinson-Taylor Loop Roads intersection and is zoned R-
2 (Single Family) with a Conditional Use Permit. There is a church on the site and any
change is use is unlikely, making the designation of Public Institutional more
appropriate. Change area ‘C’ is either side of Rahling Road south of Taylor Loop Road
and is R-2 (Single Family) with Conditional Use Permits. There is a church east of
Rahling Road and a fire station west of Rahling Road. Neither of these uses is likely to
change in the future making the designation of Public Institutional more appropriate.
July 24, 2014
ITEM NO.: 6 (Cont.) FILE NO.: LU14-01
7
Area 7 is either side of Forest Lane, west of LaMarche Drive. The surrounding area is
mostly zoned R-2 (Single Family) with several PDR (Planned Residential Districts) and
mostly developed with homes. There are several PODs (Planned Office Districts) along
Cantrell Road. Those sites south of Cantrell Road are developed with office uses and
the one north of Cantrell Road is vacant land. Change area 07A is north of Forest
Land and is zoned R-2 Single Family) with a conditional use permit. An elementary
school has been built on this site. South of Forest Lane area 07B is zoned R-2 (Single
Family) and is part of the Little Rock West Assembly of God church campus. Neither of
these uses is likely to change in the future making the Public Institutional designation
appropriate for both areas.
Area 8 is southwest of the Valley Ranch Drive-Patrick Country Road intersection. To
the east is MF-18 (Multifamily) zoned land with an apartment complex. To the north and
west is O-3 (General Office) which is undeveloped to the north and has a rehabilitation
center to the west. Further to the north is MF-12 (Multifamily) land that is vacant. To
the south is R-2 (Single Family) with homes beyond that are several PCDs (Planned
Commercial Districts) with businesses. The area of change is zoned PDR (Planned
District Residential) and is a partially developed subdivision. Homes continue to be
permitted in this subdivision and it is likely that it will be fully developed with homes in
the future. A change to Residential Low Density would be a more accurate
representation of this area on the Land Use Plan.
Area 9 is several areas between Presley Drive and Divide Parkway, Morgan Cemetery
Road and Hudson Road both inside and outside the City Limits. Most of the
surrounding land is zoned R-2 (Single Family) and is either developed with large-lot
single-family or is vacant. There is a small commercially zoned area at Pinnacle and
Highway 300 zoned C-1, Neighborhood Commercial, and a PCD, Planned Commercial
District with a convenience store and retail shops. Change area ‘A’ is zoned R-2 (Single
Family) with a Conditional Use Permit and developed as a church. This area is likely to
continue with this development pattern making Public Institutional more appropriate.
Change area ‘B’ is south of West Pinnacle Road, west of Highway 300. The land is
zoned R-2 (Single Family) and there is a cemetery located on the land. This use is
consistent with the Public Institutional Use classification. Change area ‘C’ is along the
north of Divide Parkway, east of West Ridge Road. The land is zoned R-2 (Single
Family) with a Conditional Use Permit and is developed as a wastewater treatment
facility (owned by the Little Rock Wastewater Utility). This use is not likely to change in
the mid-term making the Public Institutional classification a better representation.
Area 10 is south of Rodney Parham Road, east of Green Mountain Drive. To the south
the land is zoned R-5 (Urban Residential) and MF-24 (Multifamily) with apartment
complexes. To the north, east and west is zoned C-2 (Community Shopping), C-3
(General Commercial) and C-4 (Open Display Commercial) with various retail uses on
the parcels. The area of change is zoned R-2 (Single Family) and is a cemetery. This
July 24, 2014
ITEM NO.: 6 (Cont.) FILE NO.: LU14-01
8
is not likely to change in the future making Public Institutional a better representation of
the current and likely future development pattern of this land.
Area 11 is two areas along Hinson Road between Pebble Beach and Beckenham
Drives. All the surrounding area is zoned R-2 (Single Family) with subdivisions. There
is an area of R-4(Two-Family) zoning with a Conditional Use Permit for a golf course to
the east. Change area ‘A’ is west of Hinson Road, either side of Dorado Beach Drive
and is zoned PDR (Planned District Residential) and is mostly developed with single-
family homes. This development pattern is not likely to change in the future making the
Residential Low Density designation more appropriate. Change area ‘B’ is located
either side of Hinson Road, north of Beckenham Drive and is zoned MF-6 (Multifamily),
and PRD (Planned Residential District). The area is developed with single family
homes both attached and detached. This is not likely to change in the future making the
Residential Low Density designation more appropriate.
Area 12 is along the west side of Napa Valley Road from Rainwood Road to
Ridgehaven Road. To the northwest is an area of O-2 (Office and Institutional) zoning
with a library, offices and a private school. To the north and south are R-2 (Single
Family) zoned tracts with Conditional Use Permits for churches. Further to the south is
an area of MF-18 (Multifamily) zoning with apartment complexes. To the west are two
PRD (Planned Residential Districts) with single-family homes. The remaining areas are
R-2 (Single Family) with subdivisions. The area of change is zoned MF-12 (Multifamily),
R-2 (Single Family) and PRD (Planned Residential District) with single-family homes.
This single-family development pattern is not likely to change in the future making the
Residential Low Density designation more appropriate.
Area 13 is two areas between Lake Maumelle and Barrett Road, west of Highway 300.
This area is outside the City Limits but within the City of Little Rock’s zoning jurisdiction.
To the north is zoned OS (Open Space) and is owned by Central Arkansas Water
(CAW). This is Lake Maumelle (the drinking water for most of central Arkansas) and the
lands owned by CAW south of the Lake. To the south, east and west is R-2 (Single
Family) zoning, with large tracts both vacant and single-family homes. There is one
PDC (Planned Commercial District) with a single-family home. The area of change is
zoned R-2 (Single Family) and is vacant (wooded). This is land that CAW has
acquired over the last two decades to further protect the watershed of Lake Maumelle,
the drinking water supply. CAW intends to continue to own the property and limit uses
and advises so as to not affect Lake Maumelle. Staff believes that since this land has
been added to CAW’s holdings to protect the watershed, Public Institutional Use would
be appropriate for the Land Use Plan designation.
In response to the second notice mailed June 23, 2014, Staff received a few
informational phone calls.
July 24, 2014
ITEM NO.: 6 (Cont.) FILE NO.: LU14-01
9
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Bayonne Place POA,
Beverly Hills POA, Birchwood, Carriage Creek POA, Chalamont POA, Chenal Ridge
POA, Chevaux Court POA, Duquesne Place POA, Glen Eagles POA, Graystone Manor,
Eagle Point POA, Hillsborough POA, Hunters Cover POA, Johnson Ranch, Margeaux
POA, Marlowe Manor POA, Maywood Manor, Montagne Court POA, Panky Community
Improvement Assoc., Piedmont, Pinnacle Valley, Pleasant Valley POA, Pleasant Forest,
Pleasantree Recreation Association, Rainwood Cover POA, River Valley POA, St.
Charles Community, The Villages of Wellington, Tulley Cove, Walnut Valley POA,
Walton Heights Candlewood POA, Westbury, Westchester Heatherbrae POA,
Woodland Hills Aspen Highlands, and Coalition of West Little Rock and Chenal
Properties. Letters were sent to approximately 270 property owners in the area. Staff
has received several informational calls from area residents as a result of the initial
mailing in April. These were mostly informational. There was a request to not proceed
in three areas, which staff is honoring. The second mailing on June 23 was sent to
approximately 260 property owners and the same neighborhood associations to notify
them of the public hearing. Staff received a few phone informational calls.
STAFF RECOMMENDATIONS:
This package of amendments is designed to make the Future Land Use Plan more
representative of current and likely mid-term future uses for this area. Staff
recommends the approval of the package of changes.
PLANNING COMMISSION ACTION: (JULY 24, 2014)
Walter Malone, Planning Staff, reviewed each of the proposed changes in the package
of Land Use Plan amendments. There was a question about the change in Pinnacle to
Public Institution for a church on Highway 300. Mr. Malone indicated that the change
was just for the ownership of the church. A motion was made to approve the package
as presented. By a vote of 10 for 0 against and 1 absent the motion was approved.
PLANNING COMMISSION VOTE RECORD
DATE Zq, 20 l
MEMBER
BELT, JENNIFER MARTINEZ
BERRY, CRAIG
BROCK, TOM
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
FOUNTAIN, KEITH
MAY, BILL B.
NUNNLEY, OBRAY JR.
MEMBER
BELT, JENNIFER MARTINEZ
BERRY, CRAIG
BROCK, TOM
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
FOUNTAIN, KEITH
MAY, BILL B.
NUNNLEY, OBRAY JR.
��AYE NAYE ABSENT
TAIN 7K RECUSE
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Meeting Adjourned P.M.
Elf
July 24, 2014
There being no further business before the Commission, the meeting
was adjourned at 5:55 p.m.
Date
Chairman